Unfortunately I am unable to travel far from Welwyn Garden City. What is the rationale as to why all Welwyn Garden City conveyancing practitioners aren't automatically on all lender panels?

Before the recession most banks displayed an approach to risk which differs from the current day. The Financial Services Authority in 2010 carried out a thematic review into mortgage fraud which concluded: know the conveyancing practitioners on your panel. As a result, banks have subsequently soughtmore information from law firms concerning their processes and the individuals employed by them and set certain criteria such as completing a minimum amount of transactions. Many firms have been removed from lender panels even though they had an exemplary disciplinary record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Many firms found it impossible satisfy the minimum amount of transactions the lenders required.

I have been told that property searches are the primary cause of hinderance in Welwyn Garden City house deals. Is that correct?

The Council of Property Search Organisations (CoPSO) released conclusions of research by MoveWithUs that conveyancing searches do not feature within the common causes of delays in the conveyancing process. Searches are not likely to feature in any slowing down conveyancing in Welwyn Garden City.

I opted to have a survey carried out on a property in Welwyn Garden City before appointing conveyancers. I have been told that there is a flying freehold element to the house. The surveyor advised that some lenders may refuse to issue a loan on such a property.

It depends who your proposed lender is. Santander has different requirements from Nationwide. Should you wish to call us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Welwyn Garden City. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Welwyn Garden City to see if the conveyancing costs will increase in light of this.

In my capacity as executor for the will of my grandmother I am selling a residence in Monmouth but I am based in Welwyn Garden City. My lawyer (based 300 miles from mehas requested that I sign a statutory declaration prior to the transaction finalising. Could you suggest a conveyancing practitioner in Welwyn Garden City to witness this legal document for me?

strictly speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Normally any notary public or qualified solicitor will suffice regardless of whether they are Welwyn Garden City based

Should I stop my mortgage payments with Leeds Building Society as soon as a completion date for my sale in Welwyn Garden City has been set?

No, you should maintain paying any mortgage sums to Leeds Building Society pending the mortgage being redeemed out of the proceeds of sale as part of your Welwyn Garden City conveyancing.